The Southern Nevada Real Estate Show

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Regatta. kumin. Henry of
Coldwell Banker Premier Realty.

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not reflect the views or

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the University of Nevada, Las

Vegas, or the Board of Regents
of the Nevada System of Higher

Education.

Welcome to the Southern Nevada
real estate Show. I'm your host

Regana and today I have a very
special guest, Gordie Zorn, a

home inspector with advanced
home inspections. Welcome,

Gordy.

Good morning, Regana. Thanks for
having me on your show.

You're so welcome. And Gordy.
Many people that are listening

out there listening this
morning. They're wondering, do

they have to have a home
inspection when purchasing a

home? What do you say to that?

That's a great question. No, you
are not required to have a home

inspection done. But if you were
spending 345 $100,000 Plus on a

home, especially an older home,
wouldn't it make sense to have

an inspection done? Now? I'm a
home purchase is one of the

largest investments you'll ever
make. I know I'd like that added

sense of security knowing I made
a good decision.

Yes, that sounds very, very good
information very correct.

Regarding that, and Gordie, how
long? Have you been doing

inspections?

I have been in business now for
almost 12 years. Prior to this,

I had worked for the largest
luxury home builder in America

with multiple awards for
homeowner satisfaction. Before

that, I was a senior Field
Supervisor for an electrical

contractor with over 30
employees. My philosophy is if

you can build one, how can you
inspect one, you'd be surprised

on how many home inspectors that
don't have a construction

background. Folks really need to
know or do their homework before

hiring an inspector. Nevada is a
regulated state. But that only

means an inspector took a 40
hour class. And that class

teaches us the answers to the
proctored exam. This is why

asking questions is so important
when looking for the right

inspector.

Right? That sounds very, very
true what you're saying and good

information for the people out
there that never knew this or

never purchased a home before as
they're getting ready to hire a

home inspector. Now, Gordie is a
home inspection, a pass or fail

situation?

Well, that's a good question
regarding Home Inspections are

not a pass or fail inspection.
There are either issues or no

issues found. Home Inspections
are not code compliant

inspections. We go what's known
as the standards of practice.

Now, what does this mean? This
means whatever the standards are

that the builders are using, is
what we are inspecting on. I

have a little story to tell you
about that. A few years back, I

inspected a newer home less than
a year old. When checking the

countertop outlets to make sure
that they were GFCI protected. I

found the builders electrician
had a stove outlet tied into the

countertop outlets. Stoves do
not need to be GFCI protected.

And I've never had an electrical
or an electrician wire a stove

in this way before. So after
writing this up, I got a call

from the listing agent. She had
checked with her electrical

contractor who did the work. And
they told her it was perfectly

fine. Since it's not a code
issue. I then explained that

this is not common practice
throughout the building

industry. So to strengthen my
point I asked her if she was

home. She told me she was I then
asked her to go to her kitchen

and trip the GFCI and a GFCI is
a ground fault circuit

interrupter by the way. closest
to the stove. There was A small

hesitation. And then she told me
and I can't really believe this,

but she told me she didn't have
a kitchen. I chuckled a little

and then really don't understand
how anybody couldn't have a

kitchen. I wasn't gonna argue
with her. But telling me that

her house wasn't equipped with a
kitchen was really tough to

swallow. I guess I guess there
were those who don't want to be

proven wrong.

Wow, Gordy that just the fact
that she said she doesn't have a

kitchen. That's really, really a
wild story. It is bizarre, very

bizarre. Now, Gordy. What are
some frequently found issues as

you're doing home inspections?

Well, most of the issues found
in my opinion, are going to be

electrical, but plumbing is
going to be a close second. I

completely understand calling an
electrician or a plumber can be

expensive. But either doing the
work yourself or calling Joe the

handyman may not be the best
option. I remember an older home

I inspected where once I got
into the attic, I noticed a

bunch of Romex that was laying
on the insulation running down

the center of the attic space.
When I trace back the lines, I

found plugs were attached to all
the ends of the Romex. And then

they were plugged into a power
strip. Come to find out the

owner installed ceiling fans and
every room on the second floor.

And this was his way of running
the electrical. This is

substandard electrical Brest
practice, and you really can't

do electrical work in this way.

Wow. That's That's good
information. Also Gaudino Gordy.

What about as you're doing these
inspections, code issues,

Gordie? Well, as

I mentioned, we aren't code
compliant inspectors, we should

only go by the standards of
practice. My Reports are labeled

in a way that reflects the
standards. So my reports are

pretty detailed, full of photos,
and whatever the issue is, it's

it's labeled,

okay? And you know, Gordie,
there's some people that's

listening right now that are
possibly wanting a new

construction homes, and they're
like, saying to themselves, why

should I have a home inspection
on a new construction home when

it has warranties and things
like that? What do you say about

new new home constructions on a
new build?

Well, I'm doing more new home
inspections than ever before.

Just because a home is new
doesn't mean a subcontractor

didn't do a shortcut or two.
When the superintendent wasn't

around, folks need to understand
that the subs get paid what's

known as piecework. They don't
get paid by the hour, so the

quicker they get in and out of
the house, is when they make

their money. I have another
short story to tell. I remember

doing a brand new home where the
front half of the house was

missing insulation in the attic.
This couldn't be seen from the

attic, but was found when
scanning with a thermal imager.

I am a level two certified
thermographer and also an IR

roof inspector. So thermal
imagers are a specialized tool

that home inspectors should not
use unless they have formal

training. As I mentioned, home
inspectors are regulated by the

state. And the state says that
they can't offer an additional

service unless they are licensed
or certified to do so. Another

example of this is are drones.
Some home inspectors are using

drones to do roof inspections,
but don't have a drone pilot

license with the FAA. And I'm
currently studying to get my

drone pilot license.

That's wonderful Gordy about
your drone pilot license. It's

always good to be in compliance
and have the necessary licenses

when you're doing home
inspections. Now how about new

home issues Gordy as opposed to
older home issues that you find

when you're doing the home
inspections?

Well, I would have to agree that
newer home Homes have way less

issues than older homes. In
almost the 12 years I've been in

business, I can count on one
hand, that I've never found an

issue on a brand new home. It's
not that I have to find

something either. I have no
problem walking off an

inspection that I found
absolutely nothing to write up.

That's a good day.

Wow. And I'm sure those good
days are very far and in

between. Gorgeous and so you
know, you do so many of these

and they're you're bound to find
something on a home inspection,

even if it's something very
small. Now, Gordie, what types

of Real Estate Inspections? Do
you do? Gordy?

I do condos, townhomes, single
family homes and commercial

properties. Also some
manufactured homes. But there's

limitations on everything we
inspect. But I'd say mostly

single family residential
properties are the norm.

Okay. And regarding buyer hiring
you for an inspection and

sellers also hire you hiring you
for an inspection? Can you kind

of elaborate on those two types
of inspections?

Well, typically, it is the
buyers that hire me to do the

inspection. But in all honesty,
it actually makes more sense for

the sellers to have the
inspection done before the home

goes on the market. This way,
you know beforehand what to

expect and even fix before you
do list it on the market.

Okay, and what are the
limitations in general when

you're doing these home
inspections?

Well, as I mentioned, we are
regulated by the state. They

tell us what is and isn't
inspected. As an example, the

irrigation system is not part of
a Nevada home inspection. Also

on a home that's owner occupied.
We we can't and we won't move

furniture or other personal
property. This limits the

inspection to what's just
visible inaccessible. There's

other limitations which are
spelled out on both my contract

and the report itself. If there
is any concern by the buyer,

there should be this should be
addressed prior to doing the

inspection. I remember a few
weeks ago, a couple called to to

schedule an inspection. And when
he came to the pool, he had a

concern about a roof mounted
solar heater. I explained first

off that we don't inspect these.
And second, we aren't allowed to

change the settings on the
current owners pool equipment.

He mentioned there was another
home inspector that would test

this solar Pool Heater for an
additional fee. I explained

solar heaters fail all the time.
And if the home inspector wanted

to open himself up for
liability, that's all on him.

Once you go beyond the state
what the state tells you to

inspect the they will question
why this was done. This means

potential fines and other
disciplinary measures by the

real estate division. Well, call
me a Boy Scout, but I stick to

the rules.

Sure, sure. That's good to know
that you follow things by the

book already. Now what Gordy
what is the limitation on the

size of the structure that
you're inspecting already?

Oh, well, there are limitations
on the size especially when it

comes to commercial properties.
I am I can only inspect up to

10,000 square foot on a
commercial inspection.

Okay, good to know Gordy. And
also regarding pools and spas.

Can you elaborate on that
authority?

Well, as I mentioned previously,
I do Pool and Spa inspections

and it is limited to what is
visible. If there's a leak

underground. Obviously, I can't
see that. I recommend recommend

checking with the water
authority on previous usage. I

also check the water meter at
the road. If the meter is

spinning, and no one is using
the water within the home. I

then know that there's either
irrigation leak or a pool leak.

Okay, and Gordian know, what are
this, for example, the

limitations on when you do a
roof inspection, Gordie?

Well roof inspections do have
limits, we should never walk on

a clay or concrete tile roof.
You you break it you bought it.

We're also limited to a 10 foot
ladder. So my inspections on

roof coverings are done from
both the ground and from the

attic. If there's a roof leak,
there should be moisture stains

on the roof sheathing within the
attic.

Okay, and authority what is like
beyond property that's beyond a

general inspection as you're
doing these home inspections.

Well, several years ago, I was
hired by an investor to inspect

a fairly new home. But when I
drove up to the house, I noticed

that the front door was wide
open along with the windows. I

could also see that the whole
upper portion of the house was

leaning to the right. And I mean
the whole house Wow. It it

appeared the builder built the
home on expansive soils, there

was multiple cracks inside now.
None of the doors or windows

could close because the entire
structure was leaving. The house

could not be fixed, the House
would have to be torn down. And

I've never come across another
home like this since then.

Well, Gordie, that's a some
scary, scary situations that

you're talking about. I can't
believe the house was actually I

do believe it because that's
what you do for for your

livelihood. But it's just a
very, very bizarre that that was

in that kind of condition. Now,
Gordie Howe about moldings,

inspections, can you elaborate a
little bit about the mold

inspections?

Well, home inspectors cannot
mention anything about mold in

the home inspection report. In
the case where there is some

discoloration present, a
notation for example, can be

made like there's there's active
moisture with discoloration,

recommend further evaluation by
a microbial specialist. Now I am

a certified mold inspector and
that is actually done on a

separate inspection and separate
report. And that would be done.

Again separately. I'm also a
certified radon inspector, I use

a continuous monitor that takes
air samples every hour, instead

of using the less accurate
canister.

Okay, and Gordie that is very
interesting to know and it's

good to know that you also do
mold inspections and also radon

inspection so you're like very
well versed and, and different

things. So one stop shopping
when hiring an inspector. That's

great. Now, Gordie, what is the
most interesting structure that

you've ever inspected?

Well, I'm glad you brought that
up. I remember years ago, I am

tempted to inspect a home on the
east side of town that was a

frat house. Upon entering, I did
an initial walkthrough and found

that I wasn't able to conduct an
inspection. Every inch of wall

space had an empty beer cans
stacked on it, including the

bathrooms. It's difficult to
inspect when you don't have

access to anything. I took a
couple of photos with my phone I

sent it to the buyer explaining
how it was impossible to inspect

the house at this time.

Wow, that is really really an
interesting story. Gordon, I'm

sure you have more than that if
we had more time but um, that is

very interesting. Okay, and
Gordie Howe much for the

listeners out there how much
time especially for the

listeners that never purchased a
home or done a home inspection?

How much time does it take to
conduct an inspection?

Well, on average, it takes
roughly one hour for every 1000

square foot. It's definitely
holds true on an older home,

especially when it comes to the
electrical. This time also

doesn't reflect the hours that
it takes to write up the report.

On average, I take anywhere
from, say, two to 800 photos on

an on each inspection. I don't
just take pictures of issues, I

take pictures of the entire
home. In case questions should

come up days, weeks, months
later, home inspectors are

required to hold on to a report
for three years. I have a six

terabyte external hard drive
that's typically more than

halfway full. When it comes to
the actual photos, after three

years, the report and all the
photos then get deleted.

Okay, that's good to know that
someone can call you after the

service is done and don't have
to rely on their own judgment if

they really have a question that
they're concerned of. That's

very good, and Gordy. Regarding
client questions, can you

elaborate on clients questions
to you,

I typically walk the house with
the client after the inspection

to go over all the findings. If
the client isn't available, once

they look over the report, I
always tell the client they can

call me in go over the report
with them. My Reports are

detailed and absolutely full of
photos. I include arrows

captions to help explain
whatever the issue pertains to.

That's good glory. Now, Gordon,
what areas around town and what

areas do you service?

Oh, I've done many inspections
out in prompt. And I've gone as

far east as mesquite. I've even
gone as far as far north is

Lincoln County. A small town I
can't even remember the name of

it. But all I know is it took me
two and a half hours to get

there and two and a half hours
to get back. Wow. Of course, I

do have to charge extra for
travel time when not local. Wow,

that's

good to know that you cover a
wide range of areas and you're

not shy to you know, go a little
bit farther out for the client.

So that's that's great, Gordie,
it's been a pleasure. And thank

you so much for being on my show
today. And please say your name,

company name and your phone
number tries for the listeners.

Well, it's Gordy's Arne from
advanced home inspections, LLC

702-987-5319. Again, that's
Gordie Zorn advanced home

inspections, LLC 702-987-5319
licensed number G six five dash

01807.

Thank you so much, Gordie, and
that was such a valuable

information for the listeners
today from our very special

guests Gordy's Arne with
advanced home inspections. And

presently in a seller's market,
I must share with the listeners

my own experience my own
personal experience, when I am

working with buyers, I have
personally experienced when

presenting an offer for my buyer
clients was sometimes getting

actual counter response back
from the sellers through the

sellers realtor insisting that
my buyers waive the home

inspection as a condition of the
sellers accepting my buyers

offer. I do not and I repeat, I
do not recommend that the buyers

agree to this since that could
fall into a money pit situation

for the buyers by agreeing to
not have a home inspection done

on the home unless the buyers
have deep deep pockets and are

like okay to take this kind of
risk. A home is usually the most

expensive item that someone will
ever purchase, and by waiving

the buyer's rights to a home
inspection could seriously be a

financial disaster for the
buyers. If a buyer cannot get

their offer accepted by
including the home inspection as

part of the purchase agreement,
then it's better to walk away

from that purchase. I am very
honest, and I have a huge

conscience and what not be able
to sleep and function

peacefully. If I as my buyer's
realtor convinced my buyers to

not have a home inspection done
in order for the sellers to

accept the buyer's offer. I
always Let's look at what's best

for my clients. If something
does not appear right for my

clients, I always let my clients
know, it's always a good idea to

have a home inspection. At least
a buyer will have all the

information handy possible about
the home before the final

purchase of the home and it
creates a more positive home

buying experience. And regarding
sellers, it's a great proactive

action for the sellers to have a
home inspection before placing

their home on the market. Since
this gives the sellers the

opportunity to correct any
issues found before the home

goes on the market. And that
way, the sellers don't have to

worry about the buyers backing
out of the purchase, because the

buyers got nervous from items
found on the home inspection.

And I am regatta kumin. Henry
with Coldwell Banker, Premier

Realty, your hosts for the
Southern Nevada real estate show

that airs every fourth Sunday of
the month at 7:30am. And my

number is 702-596-1267. Again,
that 702-596-1267 And my license

number is BS 27880. Thank you so
much everyone for listening to

my show this morning. And I wish
everyone listening. A great

Sunday and a great week.